Cotton Ln
Elk Grove 95758 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.45289, -121.40975
Executive Verdict · Public-Records Synthesis
Zoned R-3A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $185,000 ($163,000–$207,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Cotton Lane Apartments: In "Entitled" for 17 mo (since Jun 24, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (54 housing units across 0 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 15 Kierland Pl (460 ft W, in review). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$2,559/yr at $185,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$213/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 71,003 sq ft (1.63 ac)
- Assessor use:
- Vacant · Site (Under 2ac)
- Tax rate area:
- 03338
- Addresses on lot:
- 1
Zoning & Land Use
R-3A — Multi-Unit Dwelling Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-3A (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs. The assessor lists the lot as vacant: an ADU needs an existing or proposed main home.
- SB 9: two homes on the lotUnlikely
Zoned R-3A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3A (multifamily residential), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06067C0308H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $163,000 – $207,000 · Status: Off market
HUD Small Area FMR (ZIP 95758) · FY 2026
Studio $1,910 · 1BR $2,000 · 2BR $2,460 · 3BR $3,270 · 4BR $3,770
Developments Deserving Closer Investigation & Active Area Builders
- Cotton Lane Apartments (Entitled)On this parcel
In "Entitled" for 17 mo (since Jun 24, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (54 housing units across 0 permits).
- New home at 15 Kierland Pl (In review)460 ft W
In "In review" for 10 mo (since Jan 12, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Processing" in snapshot Nov 1, 2026.
- New home at 11 Kierland Pl (In review)490 ft W
In "In review" for 10 mo (since Jan 12, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Processing" in snapshot Nov 1, 2026.
- Bruceville Apartment Complex (In review)0.35 mi W
In "In review" for 3.9 yr (since Dec 8, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (24 housing units, $3,654,387 declared valuation across 13 permits).
Entity-resolved builders & contractors in ½ mile: KB Home Sacramento (59 in ½ mi · New single-family home); Casner Communities (27 in ½ mi · New single-family home); Walter Weston Keusder (25 in ½ mi · New single-family home); Syncon Homes Of California (12 in ½ mi · New single-family home); Benchmark Communities (8 in ½ mi · New single-family home).
Permit & Project History on This Parcel (0 permits, 1 grouped projects)
No building permits recorded on this parcel in our dataset.
State HCD Housing Element APR records on this parcel: 1 entry (report years 2025).